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Extending yourhomeA planning guide for householders

Planning Advice Note

PLANNING SERVICES SDC/1057/APR08

Stratford-on-Avon District Council - Planning Advice Note

CONTENTS

Section Page

1. INTRODUCTION 1

2. GENERAL INFORMATIONPermitted development 1Pre-application advice 1Building Regulations 1Party Walls Act 2Submitting an application 2Other types of application 2Demolition 2

3. DESIGN GUIDANCE FOR EXTENSIONSGeneral principles 3Ensuring that extensions do not harm the appearance of the area 3Protecting neighbours 4-5Highway safety 6Front extensions 6Side extensions 8-9Rear extensions 9Corner plots 10Conservatories 10Roof extensions 10Garages and outbuildings 11

4. OTHER ISSUES TO CONSIDERConservation of heritage and landscape 12Green Belt 12Barn conversions 12Granny flats 13Fences and walls 13Energy conservation 13Trees 14Ecology 14Archaeology 14Crime prevention 14

Appendix 1: Local Plan and other policies 15Appendix 2: Contacts and web-sites 16Appendix 3: Information on small scale renewable energy 17-18Appendix 4: Planning application process diagram 19Appendix 5: Cotswold Area of Outstanding Nature Beauty

and Special Landscape Area 20Appendix 6: Householder Validation Checklist 21-23

Extending Your Home : a planning guide for householders - April 2008


1. INTRODUCTION

1.1 This guide is for people who want to extend a residential property. The Council aims to allow peopleto extend their homes. However, extensions can impact upon neighbours and the general area. It isin everyone’s interest to maintain and improve Stratford-on-Avon District’s high quality environment.These guidelines help to ensure that extensions do not harm the appearance of the area, theneighbours’ enjoyment of their own property or other features of importance.

1.2 Public Consultation on the draft document was carried out in July and August 2007 and ‘ExtendingYour Home” was formally adopted by the Council, with revisions at its Executive Meeting on 1 October 2007.

2. GENERAL INFORMATION

Permitted Development

2.1 Many extensions can be built without the need for planning permission, because they are ‘permitteddevelopment’. An application may not be required for your extension, depending on the size,position and location of the proposed extension and any previous extensions.

2.2 Since the public consultation exercise on the draft of this document, the Department of Communitiesand Local Government has made changes to the legislation relating to permitted development. From6 April 2008 installation of solar panels and certain types of equipment that generate sustainableenergy are now permitted development, providing they follow the new guidelines. For adviceregarding these guidelines please contact Planning Services on 01789 260360.

2.3 We can give basic advice on permitted development rules over the telephone (01789 260360), but ifyou are going to go ahead it is important to get advice about your particular proposal in writing. Westrongly recommend that you fill out a Householder Development Enquiry form and submit it to theCouncil. You can download the forms from our website (www.stratford.gov.uk), pick them up fromone of our offices or we can post you one if you ring us on the above number. We will then adviseyou in writing whether you need planning permission, or other consents, for your proposal. Thecurrent fee (April 2008) for this service is £25 - or £50 for a 2 day express service.

2.4 We can only give formal confirmation that a proposal is permitted development through anapplication for a Certificate of Lawful Proposed Development. Please contact us on 01789 260360 ifyou want to submit an application for this type of Certificate. The current fee (April 2008) for this typeof application for domestic proposals is £75.

Pre-application advice

2.5 We can give you advice about your proposal before you submit an application:-

• Telephone queries- General advice only (not site specific) - 01789 260304• To book a short planning surgery meeting with a Planning Officer - 01789 260304• Written enquiries- Planning Services, (see address on back cover)

The more information you give us (plans, photographs, etc.), the more we will be able to help you.

Building Regulations

2.6 Building Regulations approval is usually required for extensions and alterations. You can apply forBuilding Regulations approval at the same time as you apply for planning permission, or you can waitand apply later once you have received planning permission. For more information, see our websiteor ring our Building Control section on 01789 260626.



Party Walls Act and extensions near to boundaries

2.7 If you are extending near your boundary or will need access through your neighbour’s property inorder to build the extension, you will need to check your rights and responsibilities under the PartyWalls etc. Act 1996. Leaflets explaining the Act are available from the Council (01789 260626) or fromthe Government via www.communities.gov.uk.

2.8 Private boundary issues cannot be taken into account in the determination of a planning application.Under property law, you must make sure that you build your extension without infringing upon yourneighbours’ property, even if you have planning permission.

Submitting an Application2.9 If your proposal is not permitted development and you need to make a planning application, please

use a Householder Application Form, which is available from our offices, by telephone (01789260303) or from our website (www.stratford.gov.uk). The application form includes guidance on howto complete the application form. The current fee (April 2008) is £150 for extensions and otherdevelopments to residential properties. A checklist which sets out what information needs to besubmitted with the application is available in Appendix 6.

Other Types of Application

2.10 You may also need to make an application for:

Listed Building Consent - If you intend to carry out external or internal alterations that would affectthe character of the listed building. Repairs and like for like replacements are normally exempted. Aseparate application form is available to apply for planning permission and Listed Building Consent inone application.

Conservation Area Consent - If you intend to demolish a building in a conservation area. Thisnormally only applies to buildings of more than 115 cubic metres volume. A separate application formis also available to apply for planning permission and Conservation Area Consent in a singleapplication.

Scheduled Ancient Monument Consent is required for works which would affect a ScheduledAncient Monument or its setting. Applications are made to the Department of Culture, Media andSport. Further information is available from English Heritage (see contacts list).

2.11 Please contact the Council on 01789 260360 for further advice and 01789 260303 to obtain copies ofthe forms. Alternatively you can download application forms via our website (www.stratford.gov.uk).There is no fee for Listed Building and Conservation Area Consent applications.

Demolition

2.12 As above, you will need Listed Building Consent to demolish any listed building and will likely needConservation Area Consent to demolish a building in a conservation area. Most other demolitions arepermitted development.

2.13 Prior to the commencement of any demolition work, Notice should be given to the Council inaccordance with Section 80 of The Building Act 1984. For further details please contact the Council’sBuilding Control team on 01789 260626.


3. DESIGN GUIDANCE FOR EXTENSIONS

General Principles

3.1 If planning permission is required, the Council will assess your proposed extension using thisguidance, our Local Plan (see Appendix 1) and any other local guidance such as Parish Plans.

3.2 Your extension should normally be acceptable if it does not:

• harm the appearance of the area;

• unreasonably affect your neighbours by causing overlooking or overshadowing of their property, or by being overbearing to them;

• cause problems with highway safety by making access to your property dangerous or by the lossof on-site parking in an area where on-street parking would be dangerous; or

• conflict with adopted policies, such as Green Belt policy.

3.3 In considering planning applications, the Council cannot take into account:

• the effect on the value of neighbouring properties;• private boundary disputes and private rights of way;• private legal covenants; and• private views.

3.4 These guidelines are not cast in stone. In some cases there may be good reasons why they shouldnot be followed. There may be imaginative design solutions which can help to overcome anyproblems encountered. However, it is important that planning decisions are taken on a consistentbasis, and therefore the guidelines will only be interpreted flexibly where there are clear reasons formaking an exception.

Ensuring that extensions do not harm the appearance of the area

3.5 Extensions should not harm the general appearance of the area. Particular care will be needed withdesign for listed buildings, conservation areas and other protected areas. The following generalguidelines will be followed in assessing the appearance of proposed extensions:

• Unless there is a good reason to the contrary, the proposal should harmonise with the house andother properties in the immediate vicinity, in terms of its size, design and its spacing within theplot.

• Extensions should normally be designed to appear as extensions, rather than attempting to looklike they are part of the original house.

• Extensions should normally be lower than the main house and set back from the frontage of themain house.

3.6 Further detailed guidance is given in the following sections:

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Protecting neighbours from overlooking, overshadowing and overbearing extensions

3.7 Most extensions will have some effect on neighbours. In order to assess whether the affect onneighbours’ windows will be unacceptable, the 45/25 degree guideline is used.

3.8 Extensions should not normally cross the line of a 45 degree angle drawn (in the horizontal plane)from the mid-point of the nearest ground floor habitable room window in the adjoining property.

• ‘Habitable room’ is defined here as living rooms, dining rooms, kitchens, studies and bedrooms.

3.9 Just because an extension crosses the 45 degree line, it does not mean that it is unacceptable. Inthese cases, a second test is used to check whether the extension would be so tall in relation toneighbours’ windows that it would be overly intrusive. This time the line from the habitable roomwindow is drawn in the vertical plane. If the top of the extension would cross the line of a 25 degreeangle above horizontal, the extension will normally be unacceptable. The 25 degree line is drawnfrom the centre of the window (or a point 2 metres above ground level for full height windows).

3.10 When applying the 45/25 degree guideline, the following factors should be taken into account:

• the design and character of the property and nearby properties;• other buildings or features in the area which may, for example, already cause overshadowing;• the orientation of the building; and• the size of gardens.

Note:

For simplicity, the 25 degree line is measured along the plane of the wall containing the window, as shown.

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Separation distances

3.11 The 45/25 degree guideline protects neighbours’ windows, but care should also be taken to protectneighbours’ garden areas from overlooking, overshadowing and overbearing. This particularlyrelates to the area immediately outside the rear of the house, which is often used as a sitting out area.Separation distance guidelines help to ensure that both windows and gardens are not unreasonablyaffected. The following separation distances will normally be required where the extension is higherthan 1 storey:

Notes:

* Separation distances are between habitable room windows (see 3.8 for definition). Windows are‘facing’ if they both fall within a pair of 45 degree cones drawn from the middle of the 2 windows (seeillustrations below).

NB: The 45o angle should have equal portions of 22.5o either side of the line that passes through the windowat right angles

Where there is a significant change in levels, the minimum separation distance increases by 2 metresfor every 1 metre that the floor level of the extension would be above that of the neighbouringproperty.

** House fronts normally face onto public routes so there is less need to protect privacy and thereforethese distances are lower.

Neighbours’ side facing windows

3.12 For both the 45/25 degree guideline and separation distances, neighbours’ side facing windows onadjoining properties which get their light across another property will not normally be given the sameprotection as front and rear facing windows. These cases will be judged on their individualcircumstances.

Overlooking and obscure glazing

3.13 Overlooking problems can often be addressed by obscure glazing the windows. Where this isnecessary, the Council will require glazing that prevents detailed views through the window glass.

Relationship of extension toneighbouring property

Minimum separation* Minimum separation*

1.5 or 2 storey extension 2.5 or 3 storey extension

Front to Front** 13 metres 16 metres

Back to Back / Back to Front 21 metres 27 metres

Front to Side / Back to Side 13 metres 16 metres

Side to Side See ‘Side Extensions’ See ‘Side Extensions’

Windows looking towards neighbour’sgarden (near to their house)

10 metres unless obscure glazed 13 metres unless obscure glazed


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Highway safety

3.14 Proposals for a new or widened access may need planning permission. A planning application willalways be required if the access would lead onto a classified road (A, B or C class). If you are indoubt, contact Planning Services on 01789 260360 and we can advise you if your road is classified.

3.15 New accesses will need to have adequate visibility to the road and to any footway. Visibilitystandards are available from the County Council or the District Council Planning Service. Beforecommencing works in the public highway, you must serve at least 14 days notice under theprovisions of Section 184 of the Highways Act 1980 on the Highway Authority's Area Team. The AreaTeam at Wellesbourne may be contacted by telephone: (01926) 412515.

3.16 On-site turning space may be required where the access is onto a busy or fast road or where visibilityis poor.

3.17 Sufficient parking space should be retained on site where on-street parking on adjoining narrow, busyor fast roads would cause highway safety problems.

3.18 To allow sufficient space for parking:

• Garage doors should be set at least 5.5 metres back from the front boundary of the property.• Single private drives should be at least 3.0 metres wide or 3.5 metres where between fences or walls.

• Double private drives should be at least 5.5 metres wide or 6.0 metres where between fences or walls.

Front extensions

3.19 The predominant form of housing in the District is flat fronted, with only modest porch or bay windowfront extensions. Therefore it may be difficult to design large new front extensions to some houseswithout harming the character and appearance of the area. Front extensions may also affect your carparking arrangements.

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Side extensions

3.26 In order to harmonise with the main house, side extensions should normally be:

• Set back at least 225mm (one brick length) from the adjacent front wall of the house; and

• The roof height of extensions should be less than the roof height of the main house.


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Porches

3.20 Small porches (up to 3 square metres floor area) will often be permitted development.

3.21 Porches will normally be acceptable if designed to harmonise with the rest of the property andneighbouring houses.

3.22 Porch roofs should not normally be linked to bay windows or projecting garage roofs as this is not atraditional design feature in most areas of the District.

The building line

3.23 The ‘building line’ is the line (if any) formed by the fronts of houses on a street. There are, however,no designated building lines, so each case is a matter of judgement.

3.24 Some areas have a clear building line, while others are more variable in the way that houses arepositioned.

3.25 Front extensions should normally stay behind the building line, but this will be less important wherethere is no clear building line or where the houses are set well back from the road.

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The terracing effect

3.27 Side extensions can also affect the street scene (the general character and appearance of the street)if they narrow the gap between properties. Rows of detached or semi-detached houses can start tolook like terraced housing if the gaps between houses are overly narrowed. In order to avoid this‘terracing effect’:

• Side extensions at first floor level or higher should maintain at least a 1 metre gap from the boundary

• Side extensions close to the boundary may be more acceptable if set well back from the main house frontage.

3.28 If space is limited, or if it is otherwise not practical to keep the first floor extension back from theboundary, and if there is no building of more than 1 storey in height within 2 metres of the boundaryon the neighbour’s side, it will normally be acceptable to build up to the boundary at first floor level

Rear extensions

3.29 Rear extensions which comply with the advice in the ‘Design’ and ‘Overlooking, Overshadowing andOverbearing’ sections and other parts of this guidance will normally be acceptable.

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Corner plots

3.30 Extensions to properties on corner plots should normally follow the building lines of neighbouringbuildings. However, corner plots can be an opportunity for more creativity and variations, possiblycreating feature buildings. If the plot contributes to the character of the area by providing an openaspect, then this should be respected in planning and designing your extension.

Conservatories

3.31 Conservatories are treated the same as other extensions in planning law, and although mostconservatories are permitted development, some do require a planning application.

3.32 Standard conservatories will not normally be acceptable on listed buildings and barn conversions.Care will also need to be taken with design in Conservation Areas and the Cotswold Area ofOutstanding Natural Beauty.

3.33 Conservatories allow a degree of light through and therefore will rarely cause problems withovershadowing.

3.34 Conservatories should not normally have opening windows near to shared boundaries, as these cancause problems with noise and privacy.

3.35 Insulation, ventilation and sun screening should be considered carefully as conservatories can behighly energy inefficient.

Roof extensions

Dormer windows

3.36 Many dormer windows, particularly those on the back of houses, are permitted development.

3.37 Traditionally designed, small scale dormer windows are normally preferred. Dormer windows shouldbe smaller in height and width than window openings below and as far as possible should bevertically aligned with them.

3.38 Large dormer windows, particularly large flat roof dormers, are normally only acceptable where out ofpublic views on rear roof slopes, outside of conservation areas.

3.39 Dormer windows should not project above the ridge of the roof and should normally be kept belowthe ridge.

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Balconies and roof terraces

3.40 Balconies and roof terraces should be carefully designed to avoid unreasonable overlooking ofneighbours properties. Strategically placed solid screens may sometimes help where it is nototherwise possible to avoid overlooking. It will, however, often not be possible to build a roof terracethat does not unacceptably overlook neighbours.

Other roof extensions

3.41 Other roof extensions should normally fit in with existing roof lines. A bat survey will usually berequired if the proposal involves substantial work to roofspaces (see the Ecology section below).

Garages and outbuildings

3.42 Many garages and outbuildings are permitted development, though this is seldom the case where thebuilding would be to the front of the house.

3.43 Whether attached or detached, garages and other outbuildings should normally be set back from thefront of the house. Garages set forward of the house often become the dominant feature and canalso block views from the street to the house, increasing the risk of crime.

3.44 Garages should normally be simple in form and should be kept as low as possible. While flat roofsare discouraged, low pitch roofs can often be acceptable, even where the house has a steeper roofpitch. Low roof pitches keep heights down so that garages and outbuildings do not becomeintrusive.



4. OTHER ISSUES TO CONSIDER

Conservation of heritage and landscape

4.1 Stratford on Avon District has a rich heritage with many notable listed buildings and conservationareas. The south-west fringe of the District is part of the Cotswolds Area of Outstanding NaturalBeauty (see Appendix 5). Further areas of the District are designated as Special Landscape Areas.Extensions to listed buildings and to other houses in these protected areas will need to be carefullydesigned to preserve or enhance the special qualities or the setting of the buildings or landscape.We recommend that you employ a suitably qualified architect or other professional for such cases,particularly for listed buildings.

4.2 Remember that you may need Listed Building Consent or Conservation Area Consent (see above).Many villages have adopted their own Parish Plans and Village Design Statements, which giveguidance on local design issues.

Green Belt

4.3 Not all green fields are within the Green Belt. The West Midlands Green Belt covers much of thenorth-west side of the District, including many villages such as Wilmcote, Great Alne, Snitterfield andTanworth-in-Arden (see Appendix 5). The main purpose of the Green Belt is to restrict the expansionof urban areas and to protect its openess and visual amenity.

4.4 In order to protect the Green Belt from inappropriate development, extensions to houses within theGreen Belt are generally limited to a 30% increase in volume above that of the house as it existed in1975 (when the Green Belt was designated) or as it was originally built if it was built after 1975.Larger extensions would need to be justified by very special circumstances. Help with volumecalculations can be found on www.planningportal.gov.uk within the ‘useful tools’ section.

4.5 Local Plan Policy PR.2 and Government advice in Planning Policy Guidance Note 2, ‘Green Belts’give further details.

Barn conversions

4.6 Extensions to barn conversions will be treated particularly carefully to ensure that the building retainsits rural, agricultural character. Many barn conversion properties have had their ‘permitteddevelopment rights’ removed by planning condition, so that a planning application is required for anyextension to the building. It will often not be possible to extend a barn conversion without harming itscharacter.

4.7 In order for extensions to be acceptable, they should:

• fit in with the form of the building;• be simple and robust in their form and detailing; and• be relatively small in scale.

4.8 Domestic style features such as dormer windows, chimneys and standard conservatories will rarely, ifever, be acceptable.

4.9 Detailed design advice regarding barn conversions is given in Appendix A to the Stratford-on-AvonDistrict Design Guide.

4.10 Many converted barns are listed buildings, sometimes because the barn was part of the historicfarmyard of a listed farmhouse. In these cases Listed Building Consent will also be required.



‘Granny Flats’

4.11 The District Council generally supports granny flat type accommodation, i.e. semi-independentaccommodation for family members or other people living as part of the main household. This typeof accommodation can be new build or created by converting existing living space such as a garage.

4.12 Granny flats should not be self-contained. They should be:-

• designed to be an integral part of the main house;• should not have a full range of facilities; and• should not have their own separate drive or garden.

4.13 A planning condition will often be used to prevent the use of granny flat type accommodation as aseparate residence.

Fences and Walls

4.14 Good quality boundary fences and walls are of great importance to the character and appearance ofan area. Your choice of fence or wall should take into account the typical styles and materials foundlocally. Many fences and walls are permitted development.

4.15 Fences and walls are important for security and to separate private spaces. However, care should betaken to ensure that the fence or wall is not overbearing and does not prevent observation of publicand semi-public spaces such as footpaths and car parking areas.

4.16 Tall close board or feather edge fencing should normally only be used for side and rear boundarieswhich are next to other gardens. Picket, pale, hit and miss or post and rail fencing is preferred wherethe boundary is next to a public space or the countryside. Brick or stone walls will be appropriate inareas where they are typical boundary features.

4.17 Defensive, high gates, walls and fences will not normally be acceptable on street frontages.

Energy conservation

4.18 Local Plan Policies PR.6 and DEV.8 promotes the use of energy saving and renewable energyfeatures. You should consider these issues in designing your extension. Proposals for extensions oroutbuildings which incorporate significant energy saving or renewable energy features will be lookedat favourably by the District Council. Solar panels and some other renewable energy systems willoften be permitted development, although this may not be the case for listed buildings, or sites inconservation areas or World Heritage sites. For guidelines regarding permitted development rightsfor householder microgeneration see Part 40 of the Town and Country Planning (General PermittedDevelopment) (Amendment) (England) Order 2008, Statutory Instrument No.675.

4.19 Planning permission will almost always be required for wind turbines. Care will be required to findacceptable ways of siting these features on listed buildings, in conservation areas and in theCotswold Area of Outstanding Natural Beauty.

4.20 Appendix 3 has further information on renewable energy systems.



Trees

4.21 You need to notify the Council if you want to prune or do other work to most trees in conservationareas and all trees that are protected by Tree Preservation Orders. Contact us on 01789 260360 ifyou need advice.

4.22 Consider whether trees will be affected by your extension, either by the trenching and walls or bydisturbance caused by the building works. Even storing materials under a tree can cause seriousdamage.

Ecology

4.23 Extensions must avoid harming protected species, such as bats and nesting birds, as this is anoffence. Bats roost in a surprisingly high percentage of house roofspaces, so there is more likelihoodof bats in your house than you might think. Where an extension would affect a roofspace, a batsurvey will normally be needed before the application is submitted. The Warwickshire MuseumEcology Unit can give further advice (01926 418060). If bats are present, a license will be requiredfrom Natural England (contact Species Licensing Service on 01173 728000) before you start work.

Works which would affect nesting birds should be carried out during the months of May toSeptember, to avoid the nesting season.

Archaeology

4.24 The District Council may require an archaeological investigation of the site before you can build yourextension if you live in an area of archaeological interest, such as Alcester or Tiddington. TheWarwickshire Museum Planning Archaeologist can give further advice (01926 412734).

Crime prevention

4.25 The design of your extension can contribute to the safety and security of both your own property andthat of the local neighbourhood, by ensuring that your property and surrounding areas can beobserved from within your home. Further advice is given in the Council’s booklet ‘Planning andCommunity Safety: Design and Crime Reduction’. The Police Architectural Liaison Officer (01789414111) can also give detailed advice about designing out crime and the Police’s Secured by Designinitiative.



APPENDIX 1: Local Plan and other policies

Policies regarding extensions are set out in the Stratford on Avon District Local Plan Review (1996-2011).The Local Plan can be seen in our offices or on our website (www.stratford.gov.uk/planning). The DistrictCouncil is currently developing a Local Development Framework which will eventually replace the LocalPlan.

The key policies are:

COM.12 Existing Housing StockPR.1 Landscape and Settlement CharacterDEV.1 Layout and Design

Other policies may be relevant, depending on the site and circumstances, including:

PR.2 Green Belt PR.6 Renewable EnergyPR.7 Flood DefenceEF.1 Cotswold Area of Outstanding Natural BeautyEF.2 Special Landscape AreasEF.7A Nature ConservationEF.10 TreesEF.11 Archaeological SitesEF.13 Conservation AreasEF.14 Listed BuildingsDEV.4 AccessDEV.5 Car ParkingDEV.8 Energy ConservationDEV.10 Crime PreventionDEV.13 Satellite Dishes

Other important policy documents include:

• Stratford on Avon District Design Guide

• Planning and Community Safety: Design and Crime Reduction

• Village and Town Plans or Design Statements (check on www.stratford.gov.uk to see if your village ortown has produced its own design guidance)



APPENDIX 2: CONTACTS

Web sites:

www.stratford.gov.uk/planning District Council planning information

www.communities.gov.uk/index.asp?id=1144635 Planning: A Guide for Householders

www.communities.gov.uk/index.asp?id=1144585 Householder's Planning Guide: Antennas and Satellite Dishes

www.planningportal.gov.uk Government planning information;Submission of applications via internet

www.planning-applications.co.uk RICS - planning information

www.planningaid.rtpi.org.uk Free professional planning help in case you need planning help and cannot afford it

www.securedbydesign.com Secured by Design advice and information

Help with applications;Permitted development;Identifying constraints that apply to your property

SDC PlanningTechnicians

01789 260360 [email protected]

General queries; check progress on your application; book a meeting with a planning officer

SDC PlanningAdministration


Listed buildings, conservation areas or trees SDC PlanningTechnicians


Conservation officers 01789 260337or 260360

[email protected]

Scheduled Ancient Monuments Department of Culture,Media and Sport, 2-4Cockspur Street,London SW1Y 5DH

[email protected]

English Heritage 112 Colmore RowBirmingham B3 3AG

0121 6856820

Building Regulations; Energy Efficiency SDC Building Control (see also Appendix 3)


Archaeology Warwickshire Museum 01926 412734 [email protected]

Ecology Warwickshire Museum 01926 418060 [email protected]

Secured by Design Police ArchitecturalLiaison Officer

01789 414111



APPENDIX 3: SMALL SCALE RENEWABLE ENERGY SYSTEMS

Wind turbines

Free-standing turbines generally work much better than building mounted turbines. The largest turbinesdesigned for building mounting are rated at 1.5kW and are typically up to 1.75m in diameter. They aremounted on poles which will be up to 3m above the roofline. Free-standing turbines may be larger, with ahigher energy rating. Most systems are designed to feed electricity into the national grid, so they reduceyour annual bills but do not give you an independent supply.

Wind power only works well where there are high average wind speeds and low turbulence. Turbulence isgenerated by buildings, trees and other obstructions, so wind power works best away from built up areas.The efficiency of building mounted wind systems is always lower than equivalent systems mountedfreestanding on a mast or pole because the proximity of the building reduces the energy in the wind. Youshould ensure that your building is structurally capable of accommodating the wind turbine.

Free-standing wind turbines

All sizes of wind turbines can be mounted freestanding on a pole or mast. A system sufficient to supply themain electrical needs of a single house or farm will typically be rated at between 2.5kW and 6kW. Theseturbines will have rotor diameters between 3m and 6m and are usually mounted on poles between 9m and15m high.

Solar photovoltaic (PV)

Solar systems to generate electricity are available as modules that look like polished flat panels and can bemounted on top of existing roofs or separately in frames. You can also buy tiles and laminated glass panelsthat act as building materials. These are less efficient but easier to blend into building architecture.

Solar thermal

Solar thermal systems generate hot water and are much simpler and cheaper than solar photovoltaicsystems. They consist of a matrix of pipes or tubes, often in a frame, through which water is pumped to bewarmed by the sun. Some variants use evacuated tubes to insulate the water and these work slightly betteron colder days.

The optimal mounting angle for both types of solar systems is around 37 degrees from the horizontal facingdue south. Mounting in different orientations reduces efficiency, although the effects are gradual providedthe system doesn’t face North of East/West.

All types of solar system work on cloudy days. They are affected significantly by shadows, though. Hardshading can reduce efficiencies by 80% or more, so systems need to be mounted to avoid shadows fromtrees and buildings wherever possible.

Biomass

Many sizes of biomass systems are available to provide heat (like a traditional boiler) or electricity and heat(combined heat and power). Biomass systems can use wood or other crops as fuel. The main issue withbiomass tends to be fuel storage, which will require silos, hoppers or special facilities for larger systems.Most modern biomass systems are fed automatically from the storage system.



Ground source heating

Ground source heat pumps draw solar energy from the ground and use it to heat and/or cool buildingsmore efficiently. They work by pumping fluid through a network of pipes typically buried 1.5-2munderground (or sometimes bored vertically down 100m or more). This fluid warms up and the heat isextracted using a heat exchanger which supplies hot water to the central heating system.

Heat pumps are similar in size to boilers, but run on electricity so have no flue or exhaust gases. The groundloops are invisible once installed. Heat pumps are often used in conjunction with underfloor heating but thisis not essential.

Air source heating

Air source heat pumps operate in a similar way to ground source heat pumps except they use energystored in external air as the heat source instead of the ground. This makes them less efficient on cold days.They are cheaper than ground source heat pumps because they don’t need ground loops. The systemslook like air conditioning units and generally fit on the outside of buildings.

Hydroelectric turbines

Small scale hydropower is the most efficient of renewable energy generation technologies and generallyworks on rivers or streams where there is a drop (or head) of 1.5m or more across the turbine. Output willdepend on the flow and head, so bigger rivers generate more power. The most suitable sites tend to be oldmills or weirs, where a lot of the water management required is already in place. Larger schemes canrequire significant (and expensive) civil engineering, but once the systems are installed they can berelatively unobtrusive, require minimum attention and may last many decades if well-maintained.

Further independent and impartial information on small scale energy technologies isavailable from:

The Energy Savings Trust, Warwickshire Advice Centre

0800 512 012

WEEAC is a government-funded organisation supplying free advice

Encraft Ltd, Leamington Spa

01926 312159 Encraft is a private organisation supplying impartial technical advice in this area to homeowners and smallprojects nationally. They charge for their services.


HOUSE A


APPENDIX 4: APPLICATION PROCESS DIAGRAM


(Pre-application discussions)

Application received by Council

Application checked

Application InvalidMissing information (plans, fee, statements) willbe requested. Information required within 21 days

or application will be returned

REGISTRATIONApplication registered and made valid.

Application posted on website.Valid acknowledgement letter sent toapplicant/agent. Case Officer identified.

8/13 week clock begins from the date on which avalid application is received

PUBLICITY• Notify adjoining neighboursAnd/or post a site notice

• Certain applications are alsoadvertised

(Interested third parties have 21days to comment)

CONSULTATIONSConsultations sent out asappropriate to application

(Consultees have 21 days torespond)

SITE VISITSSite visit

AMENDMENTIf minor changes are required to make scheme acceptable, wewill contact you to resolve/negotiate within 8/13 week process

COMMITTEEIf major application, or

difference in opinion betweenofficers and Parish/TownCouncil and/or WardMember(s), application

determined at Area PlanningCommittee

DELEGATEDAll other applications dealt withunder delegated powers.

Planning Manager makes finaldecision

DECISIONApplication granted or refused

CONDITIONSSubmissions made, where necessary, todischarge planning conditions. Legislationallows a further 8-week period for officers to

discharge conditions.

AMENDMENTSIf minor changes to scheme are needed, thesecan be dealt with through the AmendmentProcedure. Significant changes will require a

new application to be submitted.

Significantamendments/changes will requirea new planningapplication to besubmitted

Please refrainfromcontactingcase officeruntil at least21 days afterapplicationmade valid.You can viewresponses onwww.stratford.gov.uk

Case Officer prepares report with recommendation

If refused, applicant hasright to appeal to Secretaryof State within 6 months ofdate of decision

For more information, please contact a member of the Planning Development Team on 01789 260303 or see details on www.stratford.gov.uk

8-week process (13 weeks for major applications)

Decision Notice issued



APPENDIX 5 : COTSWOLDS AREA OF OUTSTANDING NATURAL BEAUTY AND GREEN BELT


APPENDIX 6 : HOUSEHOLDER APPLICATIONS VALIDATION CHECKLISTS

1. Householder application for Planning Permission for works or extension to a dwelling

NATIONAL REQUIREMENTS

Your application must include the following:

•• Completed standard application form

•• Location Plan (scale of 1:1250 or 1:2500)

•• Site Plan/Block plan (scale of 1:100 or 1:200)

•• Existing and proposed elevations (scale of 1:50 or 1:100)

•• Existing and proposed floor plans (scale of 1:50 or 1:100)

•• Existing and proposed site sections and finished floor and site levels (scale of 1:50 or 1:100) if asloping site or where there is a change in ground levels

•• Completed Ownership Certificate/Agricultural Holdings Certificate

•• Design and Access Statement, if the site is within a SSSI, Conservation Area or AONB

•• The appropriate fee

NB 4 copies of each of the above forms/plans must be submitted (including the original copy) unless theapplication is submitted electronically.

LOCAL REQUIREMENTS

In addition to the information listed above the following information is likely to be required depending on thescale and nature of the development and where the site is located.

•• Archaeological Assessment

•• Conservation Area Appraisal/Heritage Statement

•• Ecological Assessment/Protected Species Survey

•• Energy and Sustainability Statement

•• Flood Risk Assessment

•• Green Belt Volume calculation

•• Parking provision

•• Photographs

•• Planning Statement

•• Sunlight/daylight assessment

•• Tree Survey/Arboricultural Implications Study


Guidance on the content of the plans and documents listed above is contained within the explanatory notesof the Planning Application Validation Checklist which can be viewed on the District Council websitewww.stratford.gov.uk



2. Householder Application for Planning Permission for works or extension to a dwelling and Conservation Area Consent for demolition in a Conservation Area












NB 4 copies of each of the above forms/plans must be submitted (including the original copy) unless theapplication is submitted electronically

Please note that, while details supplied at a scale of 1:20 will satisfy the National Requirement for validationof applications for listed building consent, drawings of the same details at a larger scale may still berequired through a condition on a consent. To avoid unneccessary duplication of work, applicants/agentsmay wish to include details at an appropriate scale with their submission e.g. joinery details at not less than1:5; plaster mouldings at 1:1.

LOCAL REQUIREMENTS









•• Photographs


•• Structural Survey






3. Householder Application for Planning Permission for works or extension to a dwellingand Listed Building Consent









•• Plans to a scale of not less than 1:20 to show all new doors, windows, shop fronts, panelling,fireplaces, plaster moulding and other decorative details




NB 4 copies of each of the above forms/plans must be submitted (including the original copy) unless theapplication is submitted electronically

LOCAL REQUIREMENTS








•• Heritage Statement


•• Photographs


•• Structural Survey





SDC/1057/APR08

Planning ServicesStratford-on-Avon District Council

Elizabeth House, Church StreetStratford-upon-Avon CV37 6HX

Telephone 01789 267575Facsimile 01789 260007Minicom 01789 260747

Email [email protected]

Website www.stratford.gov.uk

If you find the text in this publication difficult to readwe can supply it in a format better suited to your needs.

Telephone 01789 267575

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